Cork Residential Units (21 no.); Development of 18 No. Residential Units at Upper Fairhill, Cork, and 3 No. Residential Units at Gardiner’s Hill, Cork - Integrated Design Team Services
Deadline
16 Jan
16 Jan 2024
Deadline
16 Jan
Integrated design team services for 21 residential units in Cork.
Integrated design team services for 21 residential units in Cork.
Bidder profile
Firms with experience in public procurement and residential development projects, capable of meeting insurance and compliance requirements.
Risks & flags
- Information asymmetry
- Compliance risks
- Timeline compression
Briefing
AI-generated analysis of the documents. Check the official notice and any amendments for current submission details.
1. At a glance
| Field | Detail |
|---|---|
| Buyer | Focus Housing Association clg |
| Title | Cork Residential Units (21 no.); Development of 18 No. Residential Units at Upper Fairhill, Cork, and 3 No. Residential Units at Gardiner’s Hill, Cork - Integrated Design Team Services |
| CPV / category | services / Professional Consultancy |
| Estimated value | €not disclosed (eTenders placeholder) |
| Per-year (if multi-year) | not stated |
| Procedure type | not stated |
| Lots | not stated |
| Location | not stated |
| Contract length | not stated |
| Submission deadline | 2024-01-16T17:00:00+00:00 |
| Go-live / start | not stated |
2. Scope of Work
This procurement covered the supply scope described in the tender pack for Cork Residential Units (21 no.); Development of 18 No. Residential Units at Upper Fairhill, Cork, and 3 No. Residential Units at Gardiner’s Hill, Cork - Integrated Design Team Services. The contract shape pointed to operational delivery against buyer demand, documented ordering, and conformance with specification, quality, and administrative requirements set out in the RFT documents. The package indicated a formal competition route with standard Irish public-procurement controls around qualification, response formatting, and deadline compliance.
- Contract title and category indicate supply activity for Professional Consultancy under buyer workflows in Focus Housing Association clg.
- Submission package must align with the RFT structure published through the buyer's procurement channel.
- Day-to-day obligations include order fulfilment, documentation, and conformance with specification, quality, and administrative requirements.
- Technical and commercial responses must map directly to mandatory requirements and the pricing schedule format in the tender pack.
- Evidence trail must be maintained for declarations, eligibility proofs, and any product or service specifications named in attachments.
- Numerical obligations surfaced in the verified extract: 4 Motor insurance cover with a minimum third party property damage limit of € .5m w , ,; Professional Indemnity Insurance complying with the conditions below: Cover on Each And Every claim basis Cover on an Annual Aggregate basis Minimum level of Professional Indemnity Insurance complying with the conditions below: € 1,250,000 € 1,500,000 Maximum level of excess in any one; l Indemnity Insurance complying with the conditions below: Minimum level of Professional Indemnity Insurance complying with the conditions below: Minimum level of Professional Indemnity Insurance complying with the conditions below: Specialist Skill Provider Cover on Each And Every claim basis Cover on an Annual Aggregate basis Architect € 1,250,000 € 1,500,000 C&S Engineer € 1,25
The source material indicated that bidders had to ground claims in tender forms and supporting evidence, rather than generic company profiles. Where the verified extract provided numerical conditions, those figures were treated as the binding baseline for suitability. Where the extract did not provide a number, the requirement remained not specified at briefing stage and required direct review of the underlying attachment before pricing sign-off.
3. Background & buyer context
The buyer ran this competition to secure a structured procurement route for the stated category and keep continuity of supply under public-sector purchasing controls. The tender format suggested a compliance-led process with a defined close date and a document trail through the procurement portal. The context indicated a need for contract certainty, auditable supplier selection, and predictable service or goods availability during the contract term. No explicit incumbent detail was surfaced in the verified extract provided to this worker, so incumbent advantage had to be assessed from full attachment review and clarification responses.
4. Eligibility & selection criteria
- Turnover requirement — turnover or €5,000, whichever is greatest 2% of turnover or €5,000, whichever is greatest Minimum level of Public Liability Insurance required in respect of any one accident: € 6500000
- Insurance
- Public Liability — €6500000
- Employer's Liability — €13,000,000
- Professional Indemnity — €1,250,000
- Certifications — not specified for this tender
- Past experience — not specified for this tender
- Personnel — not specified for this tender
- Geographic / facility constraints — not specified for this tender
Binding numerical extract used for this section: 4 Motor insurance cover with a minimum third party property damage limit of € .5m w , ,; Professional Indemnity Insurance complying with the conditions below: Cover on Each And Every claim basis Cover on an Annual Aggregate basis Minimum level of Professional Indemnity Insurance complying with the conditions below: € 1,250,000 € 1,500,000 Maximum level of excess in any one; l Indemnity Insurance complying with the conditions below: Minimum level of Professional Indemnity Insurance complying with the conditions below: Minimum level of Professional Indemnity Insurance complying with the conditions below: Specialist Skill Provider Cover on Each And Every claim basis Cover on an Annual Aggregate basis Architect € 1,250,000 € 1,500,000 C&S Engineer € 1,25
5. Award criteria & scoring
The award model followed MEAT-style evaluation where published criteria and weights governed scoring after qualification. The exact weighting structure required confirmation from the pricing and quality schedules if not explicit in the extract below.
| Criterion | Weight (%) | Sub-criteria | Minimum threshold |
|---|---|---|---|
| Price | not stated | not stated | not stated |
| Quality / Technical merit | not stated | not stated | not stated |
Price/quality split: not stated.
6. Submission requirements
- Method statement / response document — complete the buyer template and answer each requirement in the order requested; page limits not stated in the extract.
- CVs — provide role-based CVs where requested; page count not stated.
- Pricing schedule — submit the issued pricing schedule in its required format; alternative layouts were not stated as acceptable.
- Case studies — number and value bands not stated in the extract.
- Declarations — include ESPD or equivalent declarations, tax and legal standing confirmations, and conflict disclosures where requested by the pack.
- Mandatory site visit — not stated in the extract.
- Submission portal — submit via eTenders or the named portal before the stated deadline; late submissions are typically non-compliant.
7. Key dates & process
| Milestone | Date / timing |
|---|---|
| RFT issued | not stated |
| Clarification deadline | references, to show that significance is not to be given to their absence elsewhere, or in the case of general law that it is not being changed. |
| Mandatory site visit | not stated |
| Tender deadline (date + time) | 2024-01-16T17:00:00+00:00 |
| Expected award | not stated |
| Contract start | not stated |
| Go-live / mobilisation | not stated |
8. Contract terms that matter
The contract term and extension mechanics were not fully stated in the extracted metadata, so bidders had to read the form of contract and schedules for binding duration language. Payment timing, service levels, and remedies for non-performance were also attachment-driven in this pack. IP, subcontracting permission, and any security instruments such as bonds or guarantees were not explicit in the verified extract supplied here. The practical implication was that commercial risk sat in the contract appendices, and bid/no-bid confidence depended on reviewing those clauses before final pricing.
9. Risks, red flags & unusuals
The main risk in this competition was information asymmetry between headline metadata and full contractual detail. Numerical gates for insurance appeared in the verified extract, but other qualification thresholds were not explicitly surfaced, so an under-scoped response could fail on compliance before scoring. Another risk was timeline compression if clarification timing and mobilisation expectations were tighter in the attachments than in the metadata view. No specific unusual legal mechanism was confirmed in the extract provided to this worker; the red-flag check therefore depended on line-by-line attachment review.
10. SME fit assessment
This tender looked most accessible to firms that already operated in the stated category and could evidence public-procurement compliance at submission stage. A credible bidder profile was a supplier with documented quality controls, tender-writing capacity, and insurance levels aligned to the verified figures where listed. Consortium or named subcontracting arrangements were not specified in the extract and needed confirmation in the RFT rules. Bid-preparation effort was typically several working days for data gathering, drafting, pricing, and internal approvals, with additional time if technical attachments were extensive. Pwin signals from this extract alone were neutral because incumbent status and prior winners were not explicitly surfaced.
11. Where to dig deeper
- Source RFT file(s): Schedule.docx, Gardiners Hill - Instructions to Tenderers.docx
- eTenders CFT ID: not stated
- Clarification contact / portal: [email protected]
- Priority attachments: Schedule.docx, Gardiners Hill - Instructions to Tenderers.docx, Invitation to Tender Letter.pdf
Can you bid?
Required certifications
- ISO 9001
- Safe-T-Cert
Minimum turnover
€5,000
Public liability insurance
€6,500,000
Professional indemnity insurance
€1,250,000
Scoring
Most Economically Advantageous Tender
Lots (1)
Documents (89)
Description of Service for Fairhill and Gardiners.pdf
3.4 MB · Specification
EW8382 - 4 Apt Block - DAC Tech Report SUBMITTED - 02-03-22.pdf
248.8 KB · Specification
Fairhill & Gardiners Hill - Instructions to Tenderers.docx
129.9 KB · RFT / Invitation to Tender
Fairhill & Gardiners Hill - Tender & Schedule.docx
199.3 KB · RFT / Invitation to Tender
Invitation to Tender Letter.pdf
140.4 KB · RFT / Invitation to Tender
Fairhill & Gardiners Hill - Tender & Pricing Document.docx
472.8 KB · Pricing / BOQ / Schedule of Rates
CDS2100763101_CDS2100763101_MajorConnectionAgreement.pdf
5.1 MB · Contract / Agreement / Terms
COE1-v.2i-31-03-2023-1.docx
81.4 KB · Contract / Agreement / Terms
MF-2.3-09-02-2022.docx
51.7 KB · Contract / Agreement / Terms
Fairhill & Gardiners Hill - QC2 Part 1.docx
138.6 KB · Form / Declaration / Certificate
Fairhill & Gardiners Hill - QC2 Part2.docx
70.6 KB · Form / Declaration / Certificate
MF-2.4 H&S Compliance Declaration by all General service providers.docx
32.5 KB · Form / Declaration / Certificate
3510-P-0.03_P2 SITE PLAN RFI.pdf
1.2 MB · Drawing / Plan / Layout
3510-P-0.04_P2 LANDSCAPE PLAN RFI.pdf
1.4 MB · Drawing / Plan / Layout
3510-P-1.01_P2 GF PLAN A RFI.pdf
1.2 MB · Drawing / Plan / Layout
3510-P-1.02_P2 GF PLAN B RFI.pdf
1.5 MB · Drawing / Plan / Layout
3510-P-1.03_P2 FF SF RFI.pdf
1.1 MB · Drawing / Plan / Layout
3510-P-1.04_P2 RP RFI.pdf
1.2 MB · Drawing / Plan / Layout
3510-P-2.01_P2 SECTIONS RFI.pdf
682.9 KB · Drawing / Plan / Layout
3510-P-3.01_P2 ELEVATIONS RFI.pdf
797.6 KB · Drawing / Plan / Layout
3510-P-3.02_P2 ELEVATIONS RFI.pdf
1005.1 KB · Drawing / Plan / Layout
3510-P-3.03_P2 ELEVATIONS RFI.pdf
1.0 MB · Drawing / Plan / Layout
Drainage - Location Map Gardiners Hill Drainage.pdf
757.9 KB · Drawing / Plan / Layout
Eircom CBYD.pdf
135.6 KB · Drawing / Plan / Layout
ESB - 20200824-022_A3.pdf
165.7 KB · Drawing / Plan / Layout
EW8382 DAC App - 12 Apt Block - RFI 12-07-22-03-A1 GF Plan.pdf
885.0 KB · Drawing / Plan / Layout
EW8382 DAC App - 12 Apt Block - SUBMITTED 12-04-22-01-A3 Site Loc Map.pdf
1.4 MB · Drawing / Plan / Layout
EW8382 DAC App - 12 Apt Block - SUBMITTED 12-04-22-02-A3 Site Plan.pdf
1.4 MB · Drawing / Plan / Layout
EW8382 DAC App - 12 Apt Block - SUBMITTED 12-04-22-04-A1 FF Plan.pdf
592.8 KB · Drawing / Plan / Layout
EW8382 DAC App - 12 Apt Block - SUBMITTED 12-04-22-05-A1 2F Plan.pdf
600.0 KB · Drawing / Plan / Layout
EW8382 DAC App - 12 Apt Block - SUBMITTED 12-04-22-06-A1 PR-Roof Plan.pdf
494.5 KB · Drawing / Plan / Layout
EW8382 DAC App - 12 Apt Block - SUBMITTED 12-04-22-07-A2 Section A-A.pdf
521.8 KB · Drawing / Plan / Layout
EW8382 DAC App - 12 Apt Block - SUBMITTED 12-04-22-08-A2 Section B-B.pdf
463.9 KB · Drawing / Plan / Layout
EW8382 DAC App - 12 Apt Block - SUBMITTED 12-04-22-09-A2 Elevations 1.pdf
355.5 KB · Drawing / Plan / Layout
EW8382 DAC App - 12 Apt Block - SUBMITTED 12-04-22-10-A2 Elevations 2.pdf
366.2 KB · Drawing / Plan / Layout
EW8382 DAC App - 12 Apt Block - SUBMITTED 12-04-22-11-A3 DAC Stairs.pdf
434.8 KB · Drawing / Plan / Layout
EW8382 DAC App - 4 Apt Block - SUBMITTED 02-03-22-01-A3 Site Loc Map.pdf
1.4 MB · Drawing / Plan / Layout
EW8382 DAC App - 4 Apt Block - SUBMITTED 02-03-22-02-A3 Site Plan.pdf
1.3 MB · Drawing / Plan / Layout
EW8382 DAC App - 4 Apt Block - SUBMITTED 02-03-22-03-A2 GF Plan.pdf
501.5 KB · Drawing / Plan / Layout
EW8382 DAC App - 4 Apt Block - SUBMITTED 02-03-22-04-A2 1F Plan.pdf
474.2 KB · Drawing / Plan / Layout
EW8382 DAC App - 4 Apt Block - SUBMITTED 02-03-22-05-A2 2F Plan.pdf
466.2 KB · Drawing / Plan / Layout
EW8382 DAC App - 4 Apt Block - SUBMITTED 02-03-22-06-A2 Section A-A.pdf
252.5 KB · Drawing / Plan / Layout
EW8382 DAC App - 4 Apt Block - SUBMITTED 02-03-22-07-A2 Elevations.pdf
310.5 KB · Drawing / Plan / Layout
EW8382 DAC App - 4 Apt Block - SUBMITTED 02-03-22-08-A3 Stairs.pdf
425.0 KB · Drawing / Plan / Layout
EW8382 FSC App - 12 Apt Block - FI Submission 19-01-22-02-A3 Site Plan.pdf
1.4 MB · Drawing / Plan / Layout
EW8382 FSC App - 12 Apt Block - FI Submission 19-01-22-06-A1 PR-Roof Plan.pdf
700.9 KB · Drawing / Plan / Layout
EW8382 FSC App - 12 Apt Block - FI Submission 19-01-22-07-A2 Section A-A.pdf
719.5 KB · Drawing / Plan / Layout
EW8382 FSC App - 12 Apt Block - FI Submission 19-01-22-08-A2 Section B-B.pdf
661.4 KB · Drawing / Plan / Layout
EW8382 FSC App - 12 Apt Block - FI Submission 19-01-22-09-A2 Elevations 1.pdf
552.8 KB · Drawing / Plan / Layout
EW8382 FSC App - 12 Apt Block - FI Submission 19-01-22-10-A2 Elevations 2.pdf
562.9 KB · Drawing / Plan / Layout
EW8382 FSC App - 12 Apt Block - RFI 2 SUBMIT 28-02-22 - 03-A1 GF Plan.pdf
808.8 KB · Drawing / Plan / Layout
EW8382 FSC App - 12 Apt Block - RFI 3 SUBMIT 07-04-22-04-A1 FF Plan.pdf
719.7 KB · Drawing / Plan / Layout
EW8382 FSC App - 12 Apt Block - RFI 3 SUBMIT 08-04-22-05-A1 2F Plan.pdf
732.3 KB · Drawing / Plan / Layout
EW8382 FSC App - 12 Apt Block - SUBMITTED 23-06-21-01-A3 Site Loc Map.pdf
1.4 MB · Drawing / Plan / Layout
EW8382 FSC App - 12 Apt Block - SUBMITTED 23-06-21-11-A2 Fee Calc.pdf
750.8 KB · Drawing / Plan / Layout
EW8382 FSC App - 4 Apt Block - FI Submit 12-01-22-02-A3 Site Plan.pdf
1.4 MB · Drawing / Plan / Layout
EW8382 FSC App - 4 Apt Block - FI Submit 12-01-22-05-A2 2F Plan.pdf
582.2 KB · Drawing / Plan / Layout
EW8382 FSC App - 4 Apt Block - FI Submit 12-01-22-06-A2 Section A-A.pdf
441.8 KB · Drawing / Plan / Layout
EW8382 FSC App - 4 Apt Block - Init Submit 16-09-21-01-A3 Site Loc Map.pdf
1.4 MB · Drawing / Plan / Layout
EW8382 FSC App - 4 Apt Block - Init Submit 16-09-21-07-A2 Elevations.pdf
509.7 KB · Drawing / Plan / Layout
EW8382 FSC App - 4 Apt Block - Init Submit 16-09-21-08-A2 Fee Calc.pdf
526.7 KB · Drawing / Plan / Layout
EW8382 FSC App - 4 Apt Block - RFI 2 SUBMITTED 17-02-22 - F Floor Plan.pdf
601.3 KB · Drawing / Plan / Layout
EW8382 FSC App - 4 Apt Block - RFI 2 SUBMITTED 17-02-22 - G Floor Plan.pdf
616.3 KB · Drawing / Plan / Layout
Gas - Map.pdf
6.6 MB · Drawing / Plan / Layout
210715 Gardiner's Hill_Feasibility.pdf
1.4 MB · Other
2177 - planning permission and conditions granted.pdf
213.1 KB · Other
Conformation of feasibility Irish water.pdf
290.2 KB · Other
EW8382 DAC Tech Compl Report - 12 Apt Block - SUBMITTED 12-04-22.pdf
731.6 KB · Other
EW8382 FSC App Confirm Letter - 12 Apt Block - RFI 3 SUB 08-04-22.pdf
93.7 KB · Other
EW8382 FSC Tech Report - 12 Apt Block - RFI 2 SUBMIT 28-02-22.pdf
502.0 KB · Other
EW8382 FSC Tech Report - 4 Apt Block - RFI 2 SUBMITTED 17-02-22.pdf
470.9 KB · Other
GI Report Fairfield, Fairhill Close, County Cork.pdf
6.6 MB · Other
12 Apt Block - Grant FSC Fairfield Meadows.pdf
220.9 KB
12-AptBlock-4004146GrantFairfieldMeadows (2).pdf
173.9 KB
4 Apt Block - Grant FSC Fairfield Meadows.pdf
200.3 KB
4-AptBlock-4004135DACGrantCert (1).pdf
151.5 KB
4-AptBlock-4004135DACGrantCert.pdf
151.5 KB
Appendix-A-QC1-and-QC2-09-02-2022.docx
46.1 KB · Appendix / Annex
Appendix-A1-QC2.docx
33.3 KB · Appendix / Annex
Appendix-B1-QC1-and-QC2-09-02-2022.docx
29.0 KB · Appendix / Annex
Appendix-B3-QC1-and-QC2-09-02-2022.docx
27.5 KB · Appendix / Annex
Appendix-C-QC1-and-QC2-09-02-2022.docx
36.4 KB · Appendix / Annex
Appendix-D-QC1-and-QC2-09-02-2022.docx
35.1 KB · Appendix / Annex
emap 1 Mul_1540.pdf
677.1 KB
MF-2.1-09-02-2022.docx
52.3 KB · Insurance / Indemnity
Project Programme.pdf
664.2 KB · Appendix / Annex
Virgin - web_plot_91.pdf
794.7 KB
Virgin Media Mul_1540.pdf
158.6 KB
Water - 122 Gardiner's Hill in Cork city Water Services Layout.pdf
883.0 KB
Original notice text
This tender involves providing integrated design team services for the development of 21 residential units across two locations in Cork, ensuring compliance with public procurement standards.
AI analysis updated 4 months, 1 week ago
Deadline
16 Jan
Location
Development of residential units at Upper Fairhill and Gardiner’s Hill, Cork.
Procedure
Open
Clarification
09 Jan 2024
eTenders ID
2688582
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